Tulip Oasis 10

TL;DR — Tulip Oasis 10 at a Glance The tenth edition of Madar Developments' acclaimed Tulip Oasis residential series — a G+2P+16-floor tower delivering 127 apartments (79 x 1BR, 48 x 2BR) in Majan, Dubailand. No studios. Developed by AME Real Estate Development LLC (Al Madar Group, founded 1989, 3,500+ units delivered), Tulip Oasis X offers 1-bedroom apartments from AED 1,261,368 (884–1,237 sqft) and 2-bedrooms from AED 1,343–1,963 sqft, with select units featuring private pools. Signature finishes include Armani silver tiles, brushed graphite fittings and Slate Pietra countertops. Handover Q2 2026 on a 40/60 payment structure. Service charge: AED 11.98/sqft/year.

---

Overview — The Tenth Chapter of a Proven Residential Series

Tulip Oasis X Residences (also referred to as Tulip Oasis 10) is the tenth edition of the Tulip Oasis residential collection by Madar Developments — the development brand of AME Real Estate Development LLC, the real estate division of Al Madar Group. The project is a G+2 podium+16-floor residential tower delivering 127 apartments in the Majan district of Wadi Al Safa 3, Dubailand.

The Tulip Oasis collection has grown from its origins in Dubai Silicon Oasis (Tulip Oasis 1, ~2013) through multiple Al Furjan developments to a concentrated cluster of towers in Majan — the rapidly urbanising Dubailand district that is reshaping Dubai's mid-market residential geography between the city's leisure belt (IMG Worlds of Adventure, Global Village) and its established villa communities (Arabian Ranches, Al Barari). The first nine Tulip Oasis projects collectively generated over USD 272 million in gross development value, with multiple phases reported as sold out within weeks of launch.

Tulip Oasis X specifically delivers:

• 127 residential units: 79 x 1-bedroom apartments and 48 x 2-bedroom apartments
• No studio apartments (despite some third-party database listings suggesting otherwise)
• GDV: USD 54.45 million (~AED 200 million)
• Service charge: AED 11.98 per sqft per annum
• Tenure: Freehold
• Target handover: Q2 2026

The follow-up project, Tulip Oasis 11 (99 units, GDV AED 130 million, September 2026 handover), has already been announced, confirming Madar's sustained commitment to the Majan pipeline through 2026–2027.

---

Developer — Madar Developments / AME Real Estate Development / Al Madar Group

The developer operates under three interconnected names reflecting different functions of the same group:

• Al Madar Engineering (AME): The parent construction and engineering firm — the building contractor
• AME Real Estate Development LLC: The legal developer entity registered on DLD title deeds
• Madar Developments: The consumer-facing marketing brand for all Tulip Oasis residential projects

All three names refer to the same underlying Al Madar Group of companies, headquartered with operations traceable to Sharjah since 1989 — making this a 35+ year UAE construction and development enterprise. The group is family-run and fully integrated: the same Al Madar organisation handles construction, architecture, MEP systems and development delivery, allowing end-to-end quality control at each stage.

Scale and Track Record:

• Over 3,500 residential units delivered since inception
• Total portfolio GDV exceeds AED 1 billion
• Active developer across Dubai Silicon Oasis, Al Furjan and Majan
• 10+ projects in the Tulip Oasis series alone (Tulip Oasis 1–12 known)
• Operations also span gas infrastructure, security technology and construction contracting

Tulip Oasis X marks the fourth Majan-based project from Madar, following the successful deliveries of Tulip Oasis 8, 9 and, concurrently, the launch of Tulip Oasis 11. The developer's own website: madardevelopments.com.

---

Location — Majan District, Wadi Al Safa 3, Dubailand

Majan (Wadi Al Safa 3) is a planned mixed-use, mid-rise residential district in the northern Dubailand corridor, positioned directly on Sheikh Mohammed Bin Zayed Road (E311). The district is overseen by Mizin Real Estate and is undergoing rapid residential densification as developers including Madar launch successive towers to serve growing demand from lifestyle-focused buyers and investors.

Key distances from Tulip Oasis X:

| Destination | Approximate Travel Time | |---|---| | IMG Worlds of Adventure | 6–10 minutes | | Global Village | 6–15 minutes | | Arabian Ranches (retail and community) | 8–14 minutes | | Motor City / Dubai Autodrome | ~15 minutes | | Al Barari | ~10 minutes | | Dubai Silicon Oasis | ~10 minutes | | Burj Khalifa / Dubai Mall | ~22 minutes | | Dubai International Airport | ~24–30 minutes | | Sheikh Mohammed Bin Zayed Road (E311) | ~0.5 km — immediate highway access | | Al Qudra Road (D63) | Accessible via Dubailand road network |

Majan does not currently have a dedicated metro station. The district is primarily car-dependent, though the E311 provides fast access across Dubai's ring road network. Ongoing Dubailand infrastructure investment includes road widening and new interchange connections, particularly serving the leisure and entertainment destinations (Global Village, IMG Worlds) that anchor the area's character.

Majan Area Investment Context (2025):

• Average price per sqft: AED 1,133/sqft
• Rental yields: ~6% average (Bayut/Better Homes data; 1BR at 5.12%, studios at 6.67%, 3BR at 6.84%)
• Developer-cited appreciation: 20–30% property value appreciation in Majan driven by Tulip Oasis delivery programme
• Supply note: Multiple Tulip Oasis towers completing simultaneously (9, 10, 11 within 2024–2027) — concentrated Majan supply is a factor for rental yield modelling

---

Architecture — G+2 Podium + 16 Residential Floors

Tulip Oasis X rises as a G+2 podium (parking and amenities) plus 16 residential floors, with a maximum of 8 apartments per floor — creating 127 residences across a tower that balances density with livability. Select units include private plunge pools on their balconies or terraces, a premium differentiator rare in the Majan submarket.

Signature Interior Finishes:

• Armani silver tiles — signature flooring finish across living spaces
• Brushed graphite fittings — hardware and fixture aesthetic throughout
• Slate Pietra countertops — kitchen and bathroom work surfaces
• Dark oak wood accents — joinery and accent panelling
• Fully equipped modular kitchens with high-end built-in appliances
• Floor-to-ceiling windows throughout
• Open-plan living/dining/kitchen layouts with high ceilings

The finish specification positions Tulip Oasis X at the upper end of Majan's residential market — aspirational materials (Armani tiles, Pietra stone) deployed in a district where the average new-build uses standard porcelain and generic fixtures. This premium fit-out is credited in part for the strong capital appreciation metrics cited by Madar across the prior Tulip Oasis series.

---

Amenities — Padel, Private Pools and Temperature-Controlled Swimming

Confirmed amenities (per official press and primary sources):

• Temperature-controlled swimming pool with sunken poolside seating
• Plunge pool / children's pool
• Padel tennis court
• Fully equipped gymnasium / fitness centre
• Sauna and steam room
• Bicycle parking
• Children's play area
• Landscaped gardens
• Jogging and walking tracks
• Entrance lobby / concierge
• 24/7 security and CCTV
• Dedicated covered parking per unit

Additional amenities cited by select broker listings (not confirmed in official press):

• Cinema room
• Pilates / yoga room
• Basketball / tennis court
• BBQ area

The padel court and temperature-controlled pool are confirmed in ME Construction News coverage of the project launch. The private plunge pool feature — available on select units — is a notable premium offering that distinguishes Tulip Oasis X from standard Majan residential towers.

---

Unit Types & Sizes

Tulip Oasis X delivers two apartment typologies across 127 units:

| Unit Type | Count | Size Range (sqft) | Size (sqm approx.) | Starting Price (AED) | |---|---|---|---|---| | 1-Bedroom | 79 units | 884 – 1,237 sqft | 82 – 115 sqm | from AED 1,261,368 | | 2-Bedroom | 48 units | 1,343 – 1,963 sqft | 125 – 182 sqm | from AED 1,650,000+ |

Price range across all units: AED 1,261,368 – AED 2,204,961 Price per sqft: approximately AED 1,100–1,400/sqft based on published price and size data

Note: There are no studio apartments in Tulip Oasis X. The minimum unit is a 1-bedroom (884 sqft). The 884 sqft figure is the most frequently cited 1BR starting size across all primary sources.

Select 1-bedroom and 2-bedroom units on higher floors include private plunge pools — an ultra-premium feature at the Majan price point.

---

Payment Plan — 40/60 Structure

| Phase | Payment | |---|---| | During Construction (pre-handover) | 40% | | On Handover (Q2 2026) | 60% |

The 40/60 structure is confirmed in the developer's own press releases (Arabian Business, ME Construction News). Some broker portals offer slight variants (10/40/50 or 5/35/60), but the 40% pre-handover / 60% on completion is the consistent official position. The majority of capital is therefore deferred to project completion — an investor-friendly structure that limits pre-handover capital at risk.

DLD transfer fee: 4% of purchase price. Service charge: AED 11.98/sqft/year (confirmed from official sources).

---

Investment Summary — Majan Appreciation Play with Designer Finishes

Tulip Oasis X targets buyers seeking a premium-finish, off-plan acquisition in Dubailand's fastest-growing mid-market residential cluster, with handover imminent at Q2 2026.

Area Rental Yields (Majan / Wadi Al Safa 3):

• Overall average: approximately 6% gross (Better Homes data)
• By type: studios 6.67%, 1BR 5.12%, 2BR 5.6%, 3BR 6.84%
• Annual rent range: 1BR AED 45,000–75,000/year; 2BR AED 64,000–100,000/year

Capital Appreciation:

• Developer-cited: 20–30% property value appreciation in Majan across the Tulip Oasis series
• Area average price per sqft: AED 1,133 (Majan, 2025)
• Premium finish specification (Armani tiles, Pietra countertops) positions Tulip Oasis X above generic Majan supply at comparable price points
• Private pool units represent a distinct tier with limited local comparables — supporting price premium on resale

Developer Track Record:

• 9 prior Tulip Oasis projects delivered, USD 272M+ in cumulative GDV
• Multiple editions reportedly sold out within weeks of launch
• Vertically integrated Al Madar Group construction reduces third-party contractor risk

Freehold Ownership:

• Title available to all nationalities
• DLD-registered freehold

Supply Context: Majan is experiencing concentrated supply delivery (Tulip Oasis 9, 10, 11 all within 2024–2027). Buyers should model rental yields conservatively during initial lease-up, noting that the area's leisure amenity anchor (IMG Worlds, Global Village) supports strong short-term rental and long-term residential demand.